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Home My WebLink About11/09/2006 P&Z minutes 28-06 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-28-06 Hearing Date: November 9, 2006 PROPERTY ADDRESS: 103 S. Maple Street PETITIONER: Mount Prospect Historical Society PUBLICATION DATE: October 11, 2006 PIN NUMBERS: 08-12-110-002-0000 REQUESTS: 1) Off-site parking agreement, 2) Development Code Exception (storm water detention), 3) Extension of Conditional Use Permit (Ordinance 5404), and 4) Extension of Development Code Exception MEMBERS PRESENT: Richard Rogers, Acting Chairman Leo Floros Marlys Haaland Ronald Roberts Keith Youngquist Mary Johnson, Alternate MEMBERS ABSENT: Arlene Juracek, Joseph Donnelly ST AFF MEMBER PRESENT: Judith Connolly, AICP, Senior Planner INTERESTED PARTIES: Mark Toberman, Gavin Kleespies, Marilyn Genther, Scott Moon, Ted Funovitz Acting Chairman Richard Rogers called the meeting to order at 7:38 p.m. Marlys Haaland moved to approve the minutes of the October 26, 2006 meeting and Leo Floros seconded the motion. The motion was approved 4-0, with Leo Floros and Mary Johnson abstaining. Leo Floros made a motion to continue cases PZ-14-06 and PZ-30- 06 to the December 14, 2006 Planning and Zoning Commission Meeting. Keith Youngquist seconded the motion. The motion was approved 6-0. Acting Chairman Rogers introduced Case Number PZ-28-06 at 7:40 p.m.; a request for 1) Off-site parking agreement, 2) Development Code Exception (storm water detention), 3) Extension of Conditional Use Permit (Ord. 5404), and 4) Extension of Development Code Exception. Judith Connolly, Senior Planner, stated the Subject Property is located on the east side of Maple Street, between Busse Avenue and Northwest Highway, and is a vacant lot. She said the site is located directly south of the Historical Society's existing facility at 101 S. Maple Street. The Subject Property is zoned RA Single Family Residence and is bordered by the RA Single Family Residential district to the north, south and east, and the B-5C Central Commercial Core (bank office building) to the west. She stated that the Subject Property is owned by the Village of Mount Prospect, but is leased to the Mount Prospect Historical Society. Ms. Connolly said the Petitioner received Conditional Use approval in January 2004 to operate a museum in the former Central School (Ordinance 5404). She stated that the Central School would be relocated from its current location at Wille and Thayer to the Subject Property, to house the museum. She said the Historical Society would use the Central School Museum as a part of their existing operation. Richard Rogers, Acting Chair Planning & Zoning Commission Meeting November 9, 2006 PZ-28-06 Page 2 Ms. Connolly stated that the Village's Zoning Ordinance lists cultural institutions, libraries, and museums as a Conditional Use in the RA Single Family Residence district. She said the Conditional Use permit has already been granted, but needs to be extended since the project has encountered delays and was not completed within the maximum time of one year granted per the Zoning Ordinance. In addition, the Petitioner is seeking a Development Code Exception so they do not have to provide storm water detention for the museum. She stated that the scope of the project has not changed since the Conditional Use permit was approved. Ms. Connolly said the project would comply with all zoning bulk regulations and the building would be improved as required by Village regulations. She showed a table comparing the Petitioner's proposal to the RA Single Family Residence district's bulk requirements. Ms. Connolly stated that the Village's Zoning Ordinance requires 3.5 parking spaces per 1,000 square feet for museums; however, the Petitioner does not propose to provide the required four parking spaces on-site. She said the Petitioner has finalized a parking agreement with the Village to allow patrons to park in the municipal parking deck. Per Section 14.2206 of the Zoning Ordinance, such an arrangement is permitted, but the Planning & Zoning Commission has to approve the off-site parking agreement that would provide museum patron parking in the municipal deck. She said a copy of the agreement was provided to the Commissioners in their packets. Ms. Connolly said Section 15.401 of the Village Code states that "any commercial, industrial, multi-family residential or institutional development of any parcel of land involving the construction of any new buildings or structures" shall be subject to the Development requirements detailed in Section 15.402. However, the Petitioner found that providing storm water detention as required by Village Code would impose a significant hardship. She stated that the Petitioner noted in the application that the footprint of the building is significantly smaller than most new homes being built, and that the Village Code only requires storm water detention for residential projects when two or more residences are built. Although the square footage of the museum project would have less of an impact than the typical new residential home, the residential home is not required to provide storm water detention. Ms. Connolly stated that the Engineering Division reviewed the request and found that the applicant submitted information showing a design for providing stormwater detention on site. Therefore, because storm water detention is required by code, and can be provided on site, Engineering stated they could not support the applicant's request. She said Engineering concurs with the Petitioner's observation that the Central School building is smaller than a typical house, and that the Village Code does not require stormwater detention for single family homes. Consequently, because the proposed relocation would have less of an impact to the existing drainage system than if a new house were to be built on the site, Engineering did not object to the applicant's requested Development Code exception. In addition, a new single family home is permitted by Village Code to cover 50% ofthe Subject Property. In comparison, the Petitioner's project calls for 23% lot coverage. Ms. Connolly said that Section 15.109 permits the Planning & Zoning Commission to recommend approval of exceptions to Development Code regulations in cases of hardship, "caused by conditions uniquely attributable to the land under consideration, would be imposed upon an applicant by compliance with these regulations and upon a finding that there are alternate feasible means of fulfilling the purpose and spirit of the regulations to protect the public health, safety and welfare...." She stated the request must meet the standards for an exception, which are listed in Section 15.109. Ms. Connolly stated that the site currently does not provide storm water detention and the Petitioner proposes to relocate a structure with a footprint that measures slightly more than 1,000 sq. ft. to the site. She said since the project qualifies as an institutional use, it is required to provide storm water detention. However, if one single family home were to be built on the Subject Property, the Zoning Ordinance would allow a structure up to 3,925 square feet to be built and the Subject Property could have up to 50% lot coverage without providing storm water Richard Rogers, Acting Chair Planning & Zoning Commission Meeting November 9, 2006 PZ-28-06 Page 3 detention. She said in comparison, the Petitioner's project includes 23% lot coverage and a much smaller structure than the maximum size home that could be constructed. Ms. Connolly said Staff found that the proposed use is unique to the community and that the request is consistent with Village requirements for a single family residence. However, this project would have less of an impact than the construction of the largest home permitted to be built per the Zoning Ordinance. She stated the request is not based on financial gain and it would not adversely impact the public welfare, other property, or the neighborhood character. Ms. Connolly stated that based on analysis, Staff recommends the Planning & Zoning Commission approve the following motion: "To grant: 1) Approval of an off-site parking agreement for four parking spaces in the municipal deck; 2) a two-year extension for the Conditional Use permit to operate a museum; 3) relief from Section 15.401 and approve a Development Code Exception exempting the Petitioner from providing storm water detention for the Central School Project; 4) a two-year extension for the Development Code Exception for the storm water relief for the property at 103 S. Maple Street, Case Number PZ-28-06." Ms. Connolly said the Village Board's decision is final for this case. Acting Chair Rogers summarized that the Commission has three requests plus the Conditional Use extension. Ms. Connolly verified. Acting Chair Rogers swore in Gavin Kleespies, Director of the Mount Prospect Historical Society, 103 South Maple Street, Mount Prospect, Illinois. Mr. Kleespies stated that providing the storm water detention would impose a hardship on the project due to both time and monetary constraints. He is asking the Commission for consideration in exempting the project from providing storm water detention. Keith Youngquist said the current site plan shows setbacks that meet the Village Code, but are different from the original site plan. Ms. Connolly said Staff would ensure the Conditional Use extension is updated to reference the current site plan. Mr. Roberts asked for clarification on the two-year extension on the Conditional Use. Ms. Connolly stated that Village Code states that some progress must be made within 12 months and the museum would be moved and operational within 18 months. The Petitioner is asking for two years in case they encounter project delays. Acting Chair Rogers swore in Scott Moon 104 S. Elm Street, Mount Prospect, Illinois. He states his home is located "downhill" from the Mount Prospect Historical Society and he is concerned about additional water run-off to his property. There was general discussion regarding the topography and run-off patterns in that neighborhood. Acting Chair Rogers swore in Mark Toberman, 2340 South Arlington Heights Road, Arlington Heights, Illinois. Mr. Toberman is the engineer for this project. He said they are recommending a swale be built on the Historical Society site, providing diversion from the neighbor's sump pump. He stated there will also be a sump pump in the basement of the relocated school house, which will also help with run-off to the neighbor's property. He stated that the downspouts on the relocated building will also be directed to minimize roof run-off to the neighbor's property. Richard Rogers, Acting Chair Planning & Zoning Commission Meeting November 9, 2006 PZ-28-06 Page 4 Acting Chair Rogers stated that placement of the swale could significantly improve the run-off onto Mr. Moon's property. Mr. Moon stated he agrees with the proposed engineering plan. There was general discussion regarding placement of the swale and sump pump lines. Acting Chair Rogers called for additional comments from the audience. Hearing none, the public hearing was closed at 8:00 p.m. Mr. Roberts stated this project has been well planned and approving the two-year extension on the Conditional Use allows the Historical Society ample time for fund raising. Mr. Youngquist concurred. Chair Rogers stated that he would like the swale to be included in the construction of the site. Keith Youngquist made a motion to approve 1) Off-site parking agreement, 2) Development Code Exception (storm water detention), 3) Extension of Conditional Use Permit (Ordinance 5404) with the revised plans prepared by with revised plans prepared by Norman J. Toberman Assoc., dated October 19, 2006, and 4) Extension of Development Code Exception, as presented with construction of a swale, for the property at 103 South Maple Street, Case Number PZ-28-06. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Floros, Haaland, Johnson, Roberts, Youngquist, Rogers NAYS: None Motion was approved 6-0. After discussion of the status of PZ-17-06 and the next P&Z meeting date, Keith Youngquist made a motion to adjourn at 8:07 p.m., seconded by Leo Floros. The motion was approved by a voice vote and the meeting was adjourned. Stacey Dunn, Community Development Administrative Assistant C:\Documents and Settings\kde"'iis\Local Seuings\TemporaJ)' Internet Filcs\OLK6B\PZ.Z8-06 !O3 S Maple MPHS.doc